Remodeled Restaurant/Tavern with Outdoor
For Sale
$475,000
1597 Hillside Road, Shavertown, PA 18708
Landmark restaurant/tavern with liquor license, equipment, and furnishings included.
Property Size2,600 SF
Lot Size1.60 Acres
Price / SF$182.69
Days on Market164
Property Features for 1597 Hillside Road
General Information
Standard status
Active
Size
2,600 SF
Lot size
1.60 Acres
Property subtype
Retail
Listing Agency:
(570) 760-6411
Listed By:
Chris Matus, CCIM, SIOR, PMP
Source:
Naiglobal
Added: Mar 6
Changed: Jul 6
Last Checked: Aug 17 at 6:16AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Chris Matus, CCIM, SIOR, PMP
Investment Insights
Based on property information with market context.
This landmark restaurant and tavern, located in the Back Mountain area less than one mile from Hillside Farms, has been in operation for decades and was recently remodeled. The 2,600-square-foot building, plus an 1,800-square-foot basement, is set on 1.6 acres with parking for over 50 vehicles. It offers seating for approximately 100 patrons. Key features include an outdoor pavilion and ADA-compliant access and restrooms. The property includes a liquor license, equipment, and furnishings. It also features a second-floor office with a bathroom and shower. The building is serviced by a private well, public sewer, and natural gas, with 200-amp electric service. New split-system HVAC units have been installed. The traffic count is 5,352 vehicles per day.
Key Highlights
- Established restaurant/tavern with liquor license, equipment, and furnishings.
- Recently remodeled and ADA compliant, accommodating up to 100 patrons.
- Located in the Back Mountain area, less than 1 mile from Hillside Farms.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$28,022
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.90%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$560,440
$560.4K
Cap Rate 7%
$400,314
$400.3K
Cap Rate 9%
$311,356
$311.4K
Market Conditions
NOI Build-Up for 2,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$39.0K $15.00/SF
− Vacancy
−$1.6K −$0.63/SF
EGI
$37.4K $14.37/SF
− OpEx
−$9.3K −$3.59/SF
NOI
$28.0K $10.78/SF
Area
Luzerne County, PA
Vacancy
4.20%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$560,440
Cap Rate 7%
$400,314
Cap Rate 9%
$311,356
Alternative Uses
Best Use
Specialty Retail
$400.3K
$350.3K – $467.0K
NOI $28,022 @ 7.0% cap · market cap 5.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$823.7K
$720.7K – $961.0K
NOI $57,658 @ 7.0% cap · market cap 12.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18708, PA
8,988
Population
4,174
Households
2.2
Avg Household Size
48
Median Age
50%
College-Educated
98%
High-School Grad
16.0 sq mi
ZIP Area
562
Density / Sq Mi
$95,480
Median Household Income
$55,118
Median Earnings
$1,085
Median Rent
$246,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Landmark restaurant/tavern with liquor license, equipment, and furnishings included.
Where is this bar & pub located?
The property is located at 1597 Hillside Road Shavertown, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Established restaurant/tavern with liquor license, equipment, and furnishings.; Recently remodeled and ADA compliant, accommodating up to 100 patrons.; Located in the Back Mountain area, less than 1 mile from Hillside Farms.
